4146 Tamarak Dr · San Antonio, TX 78220

$133,999

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 428 Days on market

Built 1963 7,418 sqft lot $141/sqft · 17% below area Est $161k · 17% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

NEAR I-10! Charming home in the San Antonio area! Located near I-10 and Eastwood Village. Martin Luther King Park is located behind the home, there is an H-E-B just down the street, gas stations and a Starbucks a short trip away! This home is being sold AS IS but it has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Near i-10
• Starbucks nearby
• H-e-b nearby

Tags

• NEAR I-10
• H-E-B NEARBY
• GAS STATIONS NEARBY
• STARBUCKS NEARBY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (0.2% below list).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 113 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($926 loan paydown + $13k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,919 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $160,717
• List price: $133,999
• Delta: -16.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
373 Kenmar Dr	0.11mi	3/1.0	984 (+3%)	2mo	$189,500	$193	88
127 Zerrcliff Ln	0.38mi	4/1.0 (+1)	984 (+3%)	1mo	$159,000	$162	71
4247 Roark	0.31mi	3/1.0	875 (-8%)	4mo	$95,500	$109	69
261 Shelburn	0.43mi	3/1.0	935 (-2%)	10mo	$130,000	$139	69
4243 Kilrea Dr	0.38mi	2/1.0 (-1)	936 (-2%)	8mo	$140,000	$150	67
345 Shelburn	0.29mi	2/1.0 (-1)	1,032 (+8%)	2mo	$150,000	$145	65
4338 Kilrea	0.50mi	3/1.0	912 (-4%)	6mo	$139,900	$153	65
4518 Charles Williams	0.70mi	3/1.0	968 (+2%)	2mo	$129,500	$134	63
642 Ferris Ave	0.68mi	3/2.0	960 (+1%)	7mo	$142,000	$148	57
4319 Algruth Dr	0.58mi	3/2.0	1,021 (+7%)	3mo	$183,000	$179	55
234 Charcliff Dr	0.53mi	3/1.0	1,080 (+13%)	8mo	$136,000	$126	46
647 Ferris Ave	0.66mi	2/1.0 (-1)	880 (-8%)	10mo	$80,000	$91	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.19×
• Total profit: $82,242
• Equity at exit: $120,717

10-year hold

• IRR: 23.7%
• Equity multiple: 7.03×
• Total profit: $226,354
• Equity at exit: $260,331

Cash invested: $37,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$703
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $197

Break-even live

Break-even rent $1,089

Max offer price $133,999

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	43d	1	0.18mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,387	$1.28	23d	1	0.22mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	14d	1	0.27mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	23d	1	0.32mi
3815 E Commerce St San Antonio, TX	3.0	1.0–2.0	872	$1,530	$1.75	3d	60	0.50mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	23d	1	0.56mi
738 Sterling St San Antonio, TX	4.0	1.0	1038	$1,095	$1.05	4d	1	0.73mi
547 Dorie St San Antonio, TX	3.0	2.0	909	$1,135	$1.25	21d	1	0.74mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	23d	1	0.77mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	43d	1	0.77mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	43d	1	0.77mi
902 Gembler Rd San Antonio, TX	1.0–3.0	1.0–2.0	966	$1,795	$1.86	1d	21	0.78mi
3327 Martin Luther King Dr Unit a San Antonio, TX	3.0	2.0	876	$915	$1.04	2d	1	0.82mi
3318 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$975	$1.07	43d	1	0.86mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	43d	1	0.88mi
458 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,380	$1.52	2d	1	0.90mi
4438 N Hein Rd Unit 104 San Antonio, TX	2.0	1.0	632	$1,150	$1.82	43d	1	0.90mi
3259 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$1,149	$1.26	4d	1	0.92mi
4251 Wild Oak Dr San Antonio, TX	4.0	1.0	1117	$1,250	$1.12	43d	1	0.97mi
915 Creekview San Antonio, TX	2.0	2.0	950	$1,230	$1.29	23d	1	0.99mi
515 Lincolnshire Dr San Antonio, TX	2.0	1.0	681	$885	$1.30	4d	1	1.04mi
302 Dorie St San Antonio, TX	3.0	2.0	1028	$1,285	$1.25	21d	1	1.04mi
535 Gembler Rd Unit 710 San Antonio, TX	2.0	2.0	1031	$1,081	$1.05	3d	1	1.07mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	3d	1	1.10mi
455 Lincolnshire Dr San Antonio, TX	2.0	1.0	768	$925	$1.20	20d	1	1.14mi
311 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,245	$1.37	4d	1	1.15mi
380 Sterling St Unit 1 San Antonio, TX	2.0	1.0	642	$550	$0.86	23d	1	1.25mi
239 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,249	$1.37	43d	1	1.27mi
3030 Martin Luther King Dr San Antonio, TX	3.0	1.0	938	$1,295	$1.38	23d	1	1.33mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	43d	1	1.35mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	43d	1	1.37mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	4d	1	1.43mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $133,999 Active 428 DOM
2. 2026-06-17
   days on market $133,999 Active 427 DOM
3. 2026-06-16
   days on market $133,999 Active 426 DOM
4. 2026-06-15
   days on market $133,999 Active 425 DOM
5. 2026-06-13
   days on market $133,999 Active 423 DOM
6. 2026-06-09
   days on market $133,999 Active 419 DOM
7. 2026-06-08
   days on market $133,999 Active 418 DOM
8. 2026-06-07
   days on market $133,999 Active 417 DOM
9. 2026-06-04
   days on market $133,999 Active 414 DOM
10. 2026-06-03
    days on market $133,999 Active 413 DOM
11. 2026-06-02
    days on market $133,999 Active 412 DOM
12. 2026-06-01
    days on market $133,999 Active 411 DOM
13. 2026-05-31
    days on market $133,999 Active 410 DOM
14. 2026-02-19
    price $133,999 514-char remark

    Show marketing remark (514 chars)

    NEAR I-10! Charming home in the San Antonio area! Located near I-10 and Eastwood Village. Martin Luther King Park is located behind the home, there is an H-E-B just down the street, gas stations and a Starbucks a short trip away! This home is being sold AS IS but it has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

15. 2025-04-16
    listed $129,999 Active 514-char remark

    Show marketing remark (514 chars)

    NEAR I-10! Charming home in the San Antonio area! Located near I-10 and Eastwood Village. Martin Luther King Park is located behind the home, there is an H-E-B just down the street, gas stations and a Starbucks a short trip away! This home is being sold AS IS but it has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,220 · $102/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$1,232/yr (+$103/mo · 101.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,054
• − Mortgage interest: −$7,506
• − Property taxes: −$1,220
• − Insurance: −$670
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,898
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,314/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+3.1% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $133,999 HARMLS
• 2025-04-16 Listed $129,999 HARMLS

Property tax history

-0.5%/yr

Latest (2025): $1,220 · -62.6% YoY. Source: county tax records.